Retail Restaurant Adjacent to
For Sale
$407,000
4801 S 14th Street, Abilene, TX 79605
Retail/restaurant space near Highway 83/84, positioned adjacent to 7-11 and Crunch Fitness.
Property Size2,200 SF
Price / SF$185
Days on Market157
Property Features for 4801 S 14th Street
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Retail - Freestanding
Additional Details
Highway Access
Yes
Building Details
Building Size
2,200 SF
Year Built
1977
Year Renovated
2023
Units
1
Listing Agency:
Paul Johnson & Associates
Listed By:
Matthew Muzechenko · License ##570282
(325) 698-5661
Source:
Commercialcafe
Added: Apr 1
Changed: Sep 3
Last Checked: Sep 4 at 2:57AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Paul Johnson & Associates
Investment Insights
Based on property information with market context.
This listing offers retail/restaurant space totaling 2,200 square feet, located adjacent to existing convenience and fitness users. The property is restricted to prohibit alcohol, tobacco, or vape sales.
Situated on S. 14th Street near Highway 83/84 in the southwest area of Abilene, the location places the space next to Frenchman’s Creek Shopping Center as well as 7-11. It is also positioned adjacent to Crunch Fitness.
The configuration supports a retail or restaurant concept within the stated sales restrictions, with its placement among established neighborhood-serving anchors.
Situated on S. 14th Street near Highway 83/84 in the southwest area of Abilene, the location places the space next to Frenchman’s Creek Shopping Center as well as 7-11. It is also positioned adjacent to Crunch Fitness.
The configuration supports a retail or restaurant concept within the stated sales restrictions, with its placement among established neighborhood-serving anchors.
Key Highlights
- 2,200 SF retail/restaurant space
- Adjacent to 7‑11 and Crunch Fitness
- Located on S. 14th Street near Highway 83/84 in southwest Abilene
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,702
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.60%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$374,040
$374.0K
Cap Rate 7%
$267,171
$267.2K
Cap Rate 9%
$207,800
$207.8K
Market Conditions
NOI Build-Up for 2,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.0K $13.20/SF
− Vacancy
−$2.3K −$1.06/SF
EGI
$26.7K $12.14/SF
− OpEx
−$8.0K −$3.64/SF
NOI
$18.7K $8.50/SF
Area
Abilene, TX
Vacancy
8.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$374,040
Cap Rate 7%
$267,171
Cap Rate 9%
$207,800
Alternative Uses
Best Use
Retail
$267.2K
$233.8K – $311.7K
NOI $18,702 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.2K
$429.8K – $573.1K
NOI $34,383 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
520
Businesses Nearby
Explore this area
Business Placement
Demographics for 79605, TX
30,239
Population
12,795
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
87%
High-School Grad
11.0 sq mi
ZIP Area
2,749
Density / Sq Mi
$59,565
Median Household Income
$33,537
Median Earnings
$1,077
Median Rent
$159,800
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Retail/restaurant space near Highway 83/84, positioned adjacent to 7-11 and Crunch Fitness.
Where is this retail space located?
The property is located at 4801 S 14th Street Abilene, TX.
What is the asking price?
The asking price for this property is $407,000.
What are key features of this property?
This property features: 2,200 SF retail/restaurant space; Adjacent to 7‑11 and Crunch Fitness; Located on S. 14th Street near Highway 83/84 in southwest Abilene
